248 Shoreline DR Dr W · Sanilac, MI 48469

$50,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 58 Days on market

Built 1970 Good condition 2,295 ac lot $56/sqft · 15% below area Est $59k · 15% under $573/mo HOA · 67% of rent ↓ 17% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• Appreciation +7.9/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

1970 Single Wide open concept, completely furnished home, sits in the back of Huron Shores Mobile Home Community and has one of the best lake views! Completely renovated. The entrance flanks a side porch that looks directly down the street to the lake, with a sunroom with the same view. Eat-in Kitchen has been completely updated with stainless appliances, granite countertops and workstation, vinyl plank flooring, and a spectacular lake view. Living room with widescreen TV and electric fireplace. Side sitting area with you guessed it! another view of the lake. 2 bedrooms, a Main in the back with an entrance to another side deck with a view. 2 sheds outside for storage. Short walk to 1000' of private sandy beach access along with community clubhouse with common area, fitness center, and laundry facility. Enjoy putting green, swings, shuffleboard. Electric golf cart and pet friendly, Must be approved by the park before buying. All showing must be physically accompanied by a licensed realtor.

Key facts

• Lake views
• Stainless appliances
• Sunroom

Tags

• LAKE VIEWS
• SIDE PORCH
• SUNROOM
• UPDATED KITCHEN
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Listing provided by Sheridan Real Estate LLC
• HOA & community: Homeowners association with a monthly fee of $573

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Paved road access; Lot dimensions listed as 9999 x 9999 (units: acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Ground-level entry; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $15k (69.7% below list).
• Meets the 1% rule at list price ($858 rent vs $50k).
• Recommended offer: $15k (69.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Carsonville-Port Sanilac School District (rural): math 25% / reading 40% proficiency, ranked #498 of 760 in MI (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carsonvilleport Sanilac Elementary School (math 32% / reading 37%, grade F, #744 of 1,397 statewide, top 57%, 168 students, 73% FRL) — zoned schools average 73% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 63 units permitted in Sanilac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (5.8% local appreciation)).
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 67% of rent.

Recommended offer $15,162 (69.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 0.51%
• Cash-on-cash: -20.64%
• DSCR: 0.08
• GRM: 4.9

CMA / ARV

• ARV (median comp): $58,814
• List price: $50,000
• Delta: -14.99%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Silver Sand Ln	0.14mi	2/1.0	900 (0%)	18mo	$49,000	$54	78
617 Barefoot Ln	0.03mi	2/1.0	925 (+3%)	23mo	$30,000	$32	75
116 Shoreline Dr	0.13mi	2/1.0	1,000 (+11%)	9mo	$58,000	$58	68
176 Shoreline Dr E	0.22mi	2/2.0	960 (+7%)	16mo	$55,290	$58	61
258 W Shoreline Dr	0.03mi	3/2.0 (+1)	1,012 (+12%)	11mo	$98,900	$98	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-1,019
• Equity at exit: $30,914

10-year hold

• IRR: 3.3%
• Equity multiple: 1.70×
• Total profit: $9,868
• Equity at exit: $55,620

Cash invested: $14,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48469

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$573
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-241

Break-even live

Break-even rent $1,163

Max offer price $15,162

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-223	+0% $-241	+5% $-258	+10% $-275
Rent	-10% $-309	-5% $-275	+0% $-241	+5% $-207	+10% $-173
Rate	-1.0pp $-216	-0.5pp $-228	base $-241	+0.5pp $-254	+1.0pp $-267

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $573 · $6,876/yr
• Likely covers: electricgym

Listing history 37 events

1. 2026-06-21
   days on market $50,000 Active 58 DOM
2. 2026-06-21
   days on market $50,000 Active 57 DOM
3. 2026-06-18
   days on market $50,000 Active 55 DOM
4. 2026-06-17
   days on market $50,000 Active 54 DOM
5. 2026-06-16
   days on market $50,000 Active 53 DOM
6. 2026-06-15
   days on market $50,000 Active 52 DOM
7. 2026-06-13
   days on market $50,000 Active 50 DOM
8. 2026-06-12
   days on market $50,000 Active 49 DOM
9. 2026-06-09
   days on market $50,000 Active 46 DOM
10. 2026-06-08
    days on market $50,000 Active 45 DOM
11. 2026-06-07
    days on market $50,000 Active 44 DOM
12. 2026-06-07
    days on market $50,000 Active 43 DOM
13. 2026-06-04
    days on market $50,000 Active 40 DOM
14. 2026-06-02
    days on market $50,000 Active 39 DOM
15. 2026-06-01
    days on market $50,000 Active 38 DOM
16. 2026-05-31
    days on market $50,000 Active 37 DOM
17. 2026-05-31
    days on market $50,000 Active 36 DOM
18. 2026-04-22
    listed $50,000 Active 1005-char remark

    Show marketing remark (1003 chars)

    1970 Single Wide open concept, completely furnished home, sits in the back of Huron Shores Mobile Home Community and has one of the best lake views! Completely renovated. The entrance flanks a side porch that looks directly down the street to the lake, with a sunroom with the same view. Eat-in Kitchen has been completely updated with stainless appliances, granite countertops and workstation, vinyl plank flooring, and a spectacular lake view. Living room with widescreen TV and electric fireplace. Side sitting area with you guessed it! another view of the lake. 2 bedrooms, a Main in the back with an entrance to another side deck with a view. 2 sheds outside for storage. Short walk to 1000' of private sandy beach access along with community clubhouse with common area, fitness center, and laundry facility. Enjoy putting green, swings, shuffleboard. Electric golf cart and pet friendly, Must be approved by the park before buying. All showing must be physically accompanied by a licensed realtor.

19. 2026-04-22
    listed $50,000 Active 1003-char remark

    Show marketing remark (1003 chars)

    1970 Single Wide open concept, completely furnished home, sits in the back of Huron Shores Mobile Home Community and has one of the best lake views! Completely renovated. The entrance flanks a side porch that looks directly down the street to the lake, with a sunroom with the same view. Eat-in Kitchen has been completely updated with stainless appliances, granite countertops and workstation, vinyl plank flooring, and a spectacular lake view. Living room with widescreen TV and electric fireplace. Side sitting area with you guessed it! another view of the lake. 2 bedrooms, a Main in the back with an entrance to another side deck with a view. 2 sheds outside for storage. Short walk to 1000' of private sandy beach access along with community clubhouse with common area, fitness center, and laundry facility. Enjoy putting green, swings, shuffleboard. Electric golf cart and pet friendly, Must be approved by the park before buying. All showing must be physically accompanied by a licensed realtor.

20. 2026-02-26
    historical
21. 2026-02-26
    historical
22. 2025-10-30
    price $53,900
23. 2025-10-29
    price $53,900
24. 2025-08-25
    listed $58,900 Active
25. 2025-08-25
    listed $58,900 Active
26. 2025-04-04
    soldstatus $50,000 Closed
27. 2025-04-04
    soldstatus $50,000 Closed
28. 2025-02-01
    historical
29. 2025-02-01
    listed $59,900 Active
30. 2025-02-01
    listed $59,900 Active
31. 2025-02-01
    historical
32. 2024-11-11
    status Active
33. 2024-10-21
    status Pending
34. 2024-09-30
    price $59,900
35. 2024-08-26
    price $62,500
36. 2024-07-30
    listed $59,900 Active
37. 2024-07-30
    listed $67,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,295
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$824
• − Management: −$824
• − HOA: −$6,876
• − Depreciation: −$1,455
• Taxable loss: −$3,483
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $-2,053/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 1970 single-wide mobile home is in good condition with cosmetic updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace window seals — improves energy efficiency and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace window seals — improves energy efficiency and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carsonville-Port Sanilac School District
• NCES district ID: 2608160
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 40% ▲ 15.00%
• Median HH income: $40,981
• Composite: 30.12/100
• National rank: #11603
• State rank: #498 of 760 in MI

Livability — Sanilac

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,253

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 228.2528
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-16.5% since first listed

20 events — show timeline

• 2026-04-22 Listed $50,000 MiRealSource-MiMLS
• 2026-04-22 Listed $50,000 REALCOMP
• 2026-02-26 Listing Removed — REALCOMP
• 2026-02-26 Listing Removed — MiRealSource-MiMLS
• 2025-10-30 Price Changed $53,900 MiRealSource-MiMLS
• 2025-10-29 Price Changed $53,900 REALCOMP
• 2025-08-25 Listed $58,900 REALCOMP
• 2025-08-25 Listed $58,900 MiRealSource-MiMLS
• 2025-04-04 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2025-04-04 Sold (MLS) $50,000 REALCOMP
• 2025-02-01 Listing Removed — REALCOMP
• 2025-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-02-01 Listed $59,900 MiRealSource-MiMLS
• 2025-02-01 Listed $59,900 REALCOMP
• 2024-11-11 Relisted — MiRealSource-MiMLS
• 2024-10-21 Pending — MiRealSource-MiMLS
• 2024-09-30 Price Changed $59,900 MiRealSource-MiMLS
• 2024-08-26 Price Changed $62,500 MiRealSource-MiMLS
• 2024-07-30 Listed $67,500 MiRealSource-MiMLS
• 2024-07-30 Listed $59,900 REALCOMP